The Renters' Rights Act UK has now received Royal Assent, and if you're a landlord, you're probably working out what it means for your properties. In this guide, we're focusing on the practical details from a landlord's perspective – what you need to be aware of, when changes take effect, and how to keep your lettings compliant.
After decades of managing properties, we've worked through our share of regulatory changes. The renters rights reform is significant, no question. But it's also manageable when you understand what's required and plan accordingly.
Your timeline: What happens when
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30th April 2026 – Last day to serve a Section 21 notice. From 1st May, you'll need to use other possession routes
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31st May 2026 – Deadline to provide existing tenants with the government's information leaflet
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Late 2026 – PRS Database and landlord ombudsman schemes begin rolling out
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From 2027 – Decent Homes Standard and Awaab's Law requirements expected (exact timing to be confirmed)
These changes take effect on 1st May 2026. There's time to prepare, but it's worth acting now.
Understanding possession after no-fault evictions end
The end of no-fault evictions means you'll need to demonstrate a legitimate reason to regain possession. The government has expanded when you can end a tenancy.
When the court must grant possession (if you can prove your case):
Moving in yourself or for family – You can regain possession if you or a close family member genuinely needs to live there. Cannot be used within the first 12 months. Four months' notice required. Misusing this brings restrictions on future use.
Selling the property – Available if you genuinely need to sell. Cannot be used in the first 12 months. Four months' notice required.
Serious rent arrears – When at least three months' rent is owed, you have a route to possession.
Situations where the court decides:
Antisocial behaviour – If behaviour causes serious nuisance to neighbours.
Breach of tenancy terms – If tenants persistently breach their agreement.
False information – If a tenant provided false statements in their application.
Documentation becomes critical. Every communication, maintenance request, and payment record matters if you need to regain possession. Consider whether your insurance includes legal expenses cover.
Registration and the ombudsman scheme
From late 2026, all landlords must register themselves and properties on a new government database. Without registration, you may be restricted from using certain possession grounds. You'll need landlord details, property information, proof of safety compliance (gas certificates, electrical reports, EPC ratings, deposit protection), and agent information if applicable.
The landlord ombudsman scheme is also being introduced. Once it launches, the ombudsman will handle complaints about repairs, deposits, and property issues. Membership will be mandatory, though the exact launch date hasn't been confirmed yet.
Start gathering documentation now. Ensure all certificates are current. Set reminders for when registration opens – it's being phased regionally. Budget for fees and membership.
Rent increases and tenancy agreements
You can still increase rent annually, but tenants can now challenge increases they believe are above market rate. You serve a Section 13 notice with two months' notice. Tenants can accept, negotiate, or refer it to the First Tier Tribunal.
If it goes to Tribunal, you'll need evidence your proposed rent aligns with market rates. Research comparable properties thoroughly and document your reasoning. Factor in potential Tribunal delays when planning finances.
Your existing fixed-term ASTs automatically convert to periodic assured tenancies on 1st May 2026. Any clause referring to a fixed term becomes void. Every existing tenant must receive a government information leaflet by 31st May 2026. Failure to provide this may result in a civil penalty of up to £7,000.
For new tenancies after 1st May 2026, you'll need a "written statement of terms" before the tenancy begins. You cannot require rent before a written agreement is signed.
Rental bidding ends
From 1st May 2026, you cannot invite or accept offers above your advertised rent under the renters rights reform. This applies across all marketing.
You must advertise a clear asking rent that's consistent across platforms. You cannot accept higher offers, even if volunteered. Set your asking rent carefully – once advertised, that's your ceiling. If you've underpriced, you'll need to withdraw the property, wait, and re-advertise.
Fair tenant selection
You can no longer have blanket policies refusing tenants with children or those receiving benefits. Every applicant must be assessed individually.
You cannot:
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State "no DSS" or "no children" in advertisements
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Ask about benefit status before other factors
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Set income requirements that indirectly discriminate
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Use "professional tenants only" as automatic disqualifiers
You can:
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Assess affordability properly for every applicant
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Use the same criteria consistently
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Refuse applicants who genuinely cannot afford rent or have poor references
Review your selection criteria and remove blanket exclusions. Document your decision-making carefully.
Property standards: Decent Homes and Awaab's Law
These won't be fully enforced until further regulations arrive, but preparation makes sense now. Properties must be free of serious hazards, in reasonable repair with modern facilities, and have adequate thermal comfort.
Awaab's Law will introduce legally enforceable timeframes for addressing serious hazards like damp and mould.
Commission a professional inspection now to identify issues early. Create a maintenance plan and budget for improvements. Prioritise health and safety hazards. Improve your EPC rating if needed. Consider whether older properties with multiple issues are worth keeping in your portfolio.
Insurance considerations
The Renters' Rights Act UK changes your risk profile, so review your insurance.
Rent guarantee insurance becomes more valuable when possession proceedings might take longer.
Legal expenses cover helps with possession cases and Tribunal hearings.
Landlord liability insurance should reflect your obligations under new discrimination rules and ombudsman decisions.
Some policies may contain exclusions conflicting with your legal duties. Contact your provider now. Ask about coverage under new legislation. Check exclusions carefully. Shop around if necessary.
Student accommodation
Purpose-built student accommodation registered with approved codes may continue with certain fixed-term arrangements, subject to final regulations.
Other student lets are caught by full reforms. Your existing ASTs for 2025/26 will convert to periodic tenancies overnight. Review how reforms apply to your student portfolio.
Getting prepared
Start now:
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Review possession grounds
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Check certificate expiry dates and schedule renewals
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Review tenant selection process and remove discriminatory criteria
Before 1st May 2026:
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Set up robust record-keeping for all communications and maintenance
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Speak to your insurance provider
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Update tenancy agreement templates
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Consider whether to serve any final Section 21 notices
Before new requirements launch:
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Provide existing tenants with government information leaflet
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Watch for PRS Database registration announcements
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Gather all compliance documentation
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Budget for registration fees and ombudsman membership
Ongoing:
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Stay informed about Decent Homes Standard consultation
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Keep detailed records of everything
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Maintain properties properly and treat tenants fairly
What this means for landlords
The renters rights reform is substantial. Landlords who already maintain properties properly will find much of this formalises existing good practice. This legislation raises standards across the board.
Some landlords will exit – that's personal based on individual circumstances. For those who stay, there may be opportunities. As standards rise, professional landlords with well-maintained properties could find higher demand. Tenants will increasingly seek registered, compliant landlords with good track records.
Reduced supply could lead to upward pressure on rents. Working through requirements methodically makes the transition easier than leaving everything until deadlines approach.
How we can help
If you're letting properties in Rushden, Kettering, Wellingborough, Corby or surrounding areas and want to discuss how these changes apply to your circumstances, we're here. We've been managing rentals in Northamptonshire since 1992.
Contact our Rushden office on 01933 316 131 or Kettering on 01536 517 951.
This article provides general guidance on the Renters Rights Act 2025. For specific legal advice tailored to your circumstances, please consult a solicitor or legal professional.